717 Park Dr · Hillsboro, TX 76645

$280,900

4 bd · 2.0 ba · 2,159 sqft · SingleFamily public records · 432 Days on market

Built 1945 0.34 ac lot $130/sqft · at area comps Est $271k · at est. ↓ 14% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.1/30.0
• ARV discount +5.8/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and inviting home! Step into comfort with 4 bedrooms and 2 full bathrooms, spread across approximately 2,159 square feet of living space. A welcoming foyer sets the tone as you enter, leading to an open layout with beautiful flooring that flows seamlessly from the living area to the dining room. Each bedroom is generously sized, providing comfort and versatility for family members, guests, or even a home office. You’ll love the beautifully landscaped backyard, where you can enjoy peaceful moments under a stylish pergola. It’s an ideal spot for fresh air, outdoor dining, or hosting gatherings with friends. Additionally, this home is conveniently located just minutes away from popular amenities, including restaurants and parks, making it easy to access shopping, dining, and everyday essentials. There’s so much more to love, come see it in person and discover all the details that make this house feel like home!

Key facts

• Beautiful flooring
• Landscaped backyard
• Outdoor dining

Tags

• WELCOMING FOYER
• OPEN LAYOUT
• BEAUTIFUL FLOORING
• LANDSCAPED BACKYARD
• STYLISH PERGOLA
• OUTDOOR DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $281k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (11.5% below list).
• Recommended offer: $247k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.0% in Hillsboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#803 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Hillsboro ISD (town): math 46% / reading 39% proficiency, ranked #370 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 432 days — a 12% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 432 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $270,955
• List price: $280,900
• Delta: 3.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 E Franklin St	0.15mi	3/2.5 (-1)	2,024 (-6%)	4mo	$279,000	$138	72
302 Carr St	0.24mi	3/2.0 (-1)	2,331 (+8%)	2mo	$315,000	$135	68
310 Carr St	0.29mi	4/3.0	2,349 (+9%)	3mo	$299,000	$127	65
1056 Park Dr	0.57mi	4/2.0	2,122 (-2%)	9mo	$289,900	$137	63
310 Craig St	0.35mi	4/2.5	2,310 (+7%)	10mo	$279,900	$121	62
1004 E Franklin St	0.37mi	3/2.0 (-1)	1,948 (-10%)	2mo	$270,000	$139	60
309 E Franklin St	0.58mi	3/3.0 (-1)	2,046 (-5%)	1mo	$310,000	$152	54
511 E Elm St	0.29mi	3/1.5 (-1)	1,875 (-13%)	8mo	$150,000	$80	51
1018 E Elm St	0.42mi	3/2.5 (-1)	1,878 (-13%)	4mo	$240,000	$128	48
126 Alexander St	0.69mi	5/2.0 (+1)	1,982 (-8%)	2mo	$145,000	$73	48
202 Delmore Dr	0.69mi	3/2.0 (-1)	2,326 (+8%)	12mo	$360,000	$155	40
423 Stoneridge Dr	0.70mi	3/2.0 (-1)	1,880 (-13%)	1mo	$315,000	$168	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-39,508
• Equity at exit: $41,883

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-26,684
• Equity at exit: $24,287

Cash invested: $78,652 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76645

• Home prices YoY: -33.5%
• Active inventory: 158
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,485 medium
• Mortgage (P&I): −$1,473
• Tax from tax record: −$279 /mo · $3,343/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $94

Break-even live

Break-even rent $2,365

Max offer price $280,900

Occupancy floor 91%

Sensitivity live

Price	-10% $253	-5% $174	+0% $94	+5% $15	+10% $-65
Rent	-10% $-102	-5% $-4	+0% $94	+5% $193	+10% $291
Rate	-1.0pp $236	-0.5pp $166	base $94	+0.5pp $22	+1.0pp $-52

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,225
• Closing costs: $8,427
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Garland Dr Hillsboro, TX	3.0	2.0	2000	$2,485	$1.24	44d	1	0.76mi

Listing history 21 events

1. 2026-06-21
   days on market $280,900 Active 432 DOM
2. 2026-06-18
   days on market $280,900 Active 430 DOM
3. 2026-06-17
   days on market $280,900 Active 429 DOM
4. 2026-06-16
   days on market $280,900 Active 428 DOM
5. 2026-06-15
   days on market $280,900 Active 427 DOM
6. 2026-06-13
   days on market $280,900 Active 425 DOM
7. 2026-06-12
   days on market $280,900 Active 424 DOM
8. 2026-06-10
   days on market $280,900 Active 421 DOM
9. 2026-06-08
   days on market $280,900 Active 420 DOM
10. 2026-06-08
    days on market $280,900 Active 419 DOM
11. 2026-06-07
    days on market $280,900 Active 418 DOM
12. 2026-06-03
    days on market $280,900 Active 415 DOM
13. 2026-06-02
    days on market $280,900 Active 414 DOM
14. 2026-06-01
    days on market $280,900 Active 413 DOM
15. 2026-05-31
    days on market $280,900 Active 412 DOM
16. 2026-03-02
    price $280,900 967-char remark

    Show marketing remark (967 chars)

    Welcome to this spacious and inviting home! Step into comfort with 4 bedrooms and 2 full bathrooms, spread across approximately 2,159 square feet of living space. A welcoming foyer sets the tone as you enter, leading to an open layout with beautiful flooring that flows seamlessly from the living area to the dining room. Each bedroom is generously sized, providing comfort and versatility for family members, guests, or even a home office. You’ll love the beautifully landscaped backyard, where you can enjoy peaceful moments under a stylish pergola. It’s an ideal spot for fresh air, outdoor dining, or hosting gatherings with friends. Additionally, this home is conveniently located just minutes away from popular amenities, including restaurants and parks, making it easy to access shopping, dining, and everyday essentials. There’s so much more to love, come see it in person and discover all the details that make this house feel like home!

17. 2025-10-28
    price $290,900 967-char remark

    Show marketing remark (967 chars)

    Welcome to this spacious and inviting home! Step into comfort with 4 bedrooms and 2 full bathrooms, spread across approximately 2,159 square feet of living space. A welcoming foyer sets the tone as you enter, leading to an open layout with beautiful flooring that flows seamlessly from the living area to the dining room. Each bedroom is generously sized, providing comfort and versatility for family members, guests, or even a home office. You’ll love the beautifully landscaped backyard, where you can enjoy peaceful moments under a stylish pergola. It’s an ideal spot for fresh air, outdoor dining, or hosting gatherings with friends. Additionally, this home is conveniently located just minutes away from popular amenities, including restaurants and parks, making it easy to access shopping, dining, and everyday essentials. There’s so much more to love, come see it in person and discover all the details that make this house feel like home!

18. 2025-06-28
    price $299,900 967-char remark

    Show marketing remark (967 chars)

    Welcome to this spacious and inviting home! Step into comfort with 4 bedrooms and 2 full bathrooms, spread across approximately 2,159 square feet of living space. A welcoming foyer sets the tone as you enter, leading to an open layout with beautiful flooring that flows seamlessly from the living area to the dining room. Each bedroom is generously sized, providing comfort and versatility for family members, guests, or even a home office. You’ll love the beautifully landscaped backyard, where you can enjoy peaceful moments under a stylish pergola. It’s an ideal spot for fresh air, outdoor dining, or hosting gatherings with friends. Additionally, this home is conveniently located just minutes away from popular amenities, including restaurants and parks, making it easy to access shopping, dining, and everyday essentials. There’s so much more to love, come see it in person and discover all the details that make this house feel like home!

19. 2025-04-09
    listed $325,000 Active 967-char remark

    Show marketing remark (967 chars)

    Welcome to this spacious and inviting home! Step into comfort with 4 bedrooms and 2 full bathrooms, spread across approximately 2,159 square feet of living space. A welcoming foyer sets the tone as you enter, leading to an open layout with beautiful flooring that flows seamlessly from the living area to the dining room. Each bedroom is generously sized, providing comfort and versatility for family members, guests, or even a home office. You’ll love the beautifully landscaped backyard, where you can enjoy peaceful moments under a stylish pergola. It’s an ideal spot for fresh air, outdoor dining, or hosting gatherings with friends. Additionally, this home is conveniently located just minutes away from popular amenities, including restaurants and parks, making it easy to access shopping, dining, and everyday essentials. There’s so much more to love, come see it in person and discover all the details that make this house feel like home!

20. 2022-11-18
    soldstatus
21. 2000-01-03
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,343 · $279/mo
• Projected year-2 tax: $5,140 · $428/mo
• Expected delta: +$1,798/yr (+$150/mo · 53.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,820
• − Mortgage interest: −$15,735
• − Property taxes: −$3,343
• − Insurance: −$1,404
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$8,172
• Taxable loss: −$3,605
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $1,999/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hillsboro ISD
• NCES district ID: 4823280
• Math proficiency: 46% ▲ 4.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $34,483
• Composite: 35.12/100
• National rank: #5016
• State rank: #370 of 826 in TX

Livability — Hillsboro

• Score: 64/100
• State rank: #803
• US rank: #14657

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D- Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, TX
• City population: 11,321
• Population (ZIP): 11,321

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 52% Hispanic / Latino 34% Black 10% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 26%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.83%
• Current HPI: 248.3182
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-13.6% since first listed

6 events — show timeline

• 2026-03-02 Price Changed $280,900 NTREIS
• 2025-10-28 Price Changed $290,900 NTREIS
• 2025-06-28 Price Changed $299,900 NTREIS
• 2025-04-09 Listed $325,000 NTREIS
• 2022-11-18 Sold (Public Records) — Public Records
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,343 · +4.7% YoY. Source: county tax records.